130 Washington St · Woodstock, IL 60098

$999,000

8 bd · 9.0 ba · — sqft · MultiFamily · 345 Days on market

Built 1900 Good condition Est $829k · 20% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully Occupied- Premier Downtown Woodstock Investment Opportunity - 8 Residential Units, Commercial Space, and Vacant Lot with 8.19% CAP Rate. A unique and lucrative investment property in the heart of downtown Woodstock, offering a rare combination of immediate rental income, significant tax incentives, and future development potential. This solid brick, multi-family and commercial building, located just off the historic Woodstock Square and steps from the Metra train station. The property includes eight fully occupied one-bedroom, one-bathroom residential apartments, a leased commercial print shop, and a valuable adjacent vacant lot, providing a diverse and stable income stream. Tenants enjoy the convenience of exterior parking, shared laundry facilities, and a dedicated storage area. Located in TIF district & Enterprise Zone.

Key facts

• Residential units
• Vacant lot
• Commercial space

Tags

• INVESTMENT OPPORTUNITY
• RESIDENTIAL UNITS
• COMMERCIAL SPACE
• VACANT LOT
• RENTAL INCOME
• TAX INCENTIVES

What this means for you Summary

Snapshot

• This is a 8-bed/9.0-bath multifamily listed at $999k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $999k).
• Recommended offer: $879k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.6% in Woodstock — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#66 in IL, #1,114 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-.
• Woodstock CUSD 200 (town): math 24% / reading 38% proficiency, ranked #220 of 620 in IL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; solid renter incomes; 1,595 units permitted in McHenry County in 2024 (485 in 5+ unit buildings).
• At $12,180/mo this rent would consume 161% of the median local household income ($91k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.
• McHenry County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $280k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($879k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $100k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $675k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $879,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $829,148
• List price: $999,000
• Delta: 20.49%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Washington St	0.00mi	8/9.0	—	21mo	$675,000	—	70
220 Griffing Ave	0.56mi	9/5.0 (+1)	5,500	17mo	$665,000	$121	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $11,435
• Equity at exit: $148,954

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $233,640
• Equity at exit: $86,375

Cash invested: $279,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60098

• Home prices YoY: -30.0%
• Active inventory: 141
• Price-to-rent: 54.7×

Monthly cashflow live

• Estimated rent: $12,180 high
• Mortgage (P&I): −$5,239
• Tax est. 1.5%: −$1,249 /mo · $14,985/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,558
• Net cashflow: $2,718

Break-even live

Break-even rent $8,739

Max offer price $999,000

Occupancy floor 73%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$12,176
Total (8 units)			$12,180

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-14
   price $999,000 846-char remark

   Show marketing remark (846 chars)

   Fully Occupied- Premier Downtown Woodstock Investment Opportunity - 8 Residential Units, Commercial Space, and Vacant Lot with 8.19% CAP Rate. A unique and lucrative investment property in the heart of downtown Woodstock, offering a rare combination of immediate rental income, significant tax incentives, and future development potential. This solid brick, multi-family and commercial building, located just off the historic Woodstock Square and steps from the Metra train station. The property includes eight fully occupied one-bedroom, one-bathroom residential apartments, a leased commercial print shop, and a valuable adjacent vacant lot, providing a diverse and stable income stream. Tenants enjoy the convenience of exterior parking, shared laundry facilities, and a dedicated storage area. Located in TIF district & Enterprise Zone.

2. 2026-02-04
   price $1,049,000 846-char remark

   Show marketing remark (846 chars)

   Fully Occupied- Premier Downtown Woodstock Investment Opportunity - 8 Residential Units, Commercial Space, and Vacant Lot with 8.19% CAP Rate. A unique and lucrative investment property in the heart of downtown Woodstock, offering a rare combination of immediate rental income, significant tax incentives, and future development potential. This solid brick, multi-family and commercial building, located just off the historic Woodstock Square and steps from the Metra train station. The property includes eight fully occupied one-bedroom, one-bathroom residential apartments, a leased commercial print shop, and a valuable adjacent vacant lot, providing a diverse and stable income stream. Tenants enjoy the convenience of exterior parking, shared laundry facilities, and a dedicated storage area. Located in TIF district & Enterprise Zone.

3. 2025-06-13
   historical
4. 2025-06-12
   listed $1,099,000 Active 846-char remark

   Show marketing remark (846 chars)

   Fully Occupied- Premier Downtown Woodstock Investment Opportunity - 8 Residential Units, Commercial Space, and Vacant Lot with 8.19% CAP Rate. A unique and lucrative investment property in the heart of downtown Woodstock, offering a rare combination of immediate rental income, significant tax incentives, and future development potential. This solid brick, multi-family and commercial building, located just off the historic Woodstock Square and steps from the Metra train station. The property includes eight fully occupied one-bedroom, one-bathroom residential apartments, a leased commercial print shop, and a valuable adjacent vacant lot, providing a diverse and stable income stream. Tenants enjoy the convenience of exterior parking, shared laundry facilities, and a dedicated storage area. Located in TIF district & Enterprise Zone.

5. 2025-01-07
   listed Active
6. 2025-01-07
   historical
7. 2024-12-04
   listed Active
8. 2024-09-20
   soldstatus $675,000 Closed
9. 2024-08-28
   historical Contingent - Continue to Show
10. 2024-08-22
    price $735,000
11. 2024-08-20
    listed $675,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $146,160
• − Mortgage interest: −$55,960
• − Property taxes: −$14,985
• − Insurance: −$4,995
• − Repairs & maintenance: −$11,693
• − Management: −$11,693
• − Depreciation: −$29,062
• Taxable income: $17,773
• Est. tax owed @ 24.0%: −$4,266
• After-tax cash flow: $28,354/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with a good CAP rate. It offers a combination of residential and commercial spaces, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value
• Both Replace carpet — Improves living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Replace carpet — Improves living space and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodstock CUSD 200
• NCES district ID: 1743330
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $64,309
• Composite: 28.35/100
• National rank: #6773
• State rank: #220 of 620 in IL

Livability — Woodstock

• Score: 82/100
• State rank: #66
• US rank: #1114

Category grades

Amenities C Commute B+ Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, IL
• County: McHenry County · 204,279 people
• City population: 33,130
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 33,130
• Household income: $91,062
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 759.0

Population outlook (McHenry County) Hauer SSP2

• Today (2025): 305,342 people
• By 2030: 301,491 · -1.3%
• By 2040: 288,211 · -5.6%
• By 2050: 268,430 · -12.1%
• By 2075: 226,209 · -25.9%
• By 2100: 181,247 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 14% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 2% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 79% English-only · Spanish 16% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · McHenry

• 2024 margin: Lean R (+5.3) · D 46.6% · R 51.9% · Other 1.5%
• 2008→2024 swing: -10.6pp toward R · 2008: 5.3pp · 2024: -5.3pp
• All cycles: 2024: R+5.3 2020: R+2.5 2016: R+8.1 2012: R+8.8 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.07%
• Current HPI: 205.5664
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+48.0% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $999,000 MRED as Distributed by MLS Grid
• 2026-02-04 Price Changed $1,049,000 MRED as Distributed by MLS Grid
• 2025-06-13 Listing Removed — MRED as Distributed by MLS Grid
• 2025-06-12 Listed $1,099,000 MRED as Distributed by MLS Grid
• 2025-01-07 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-07 Listed — MRED as Distributed by MLS Grid
• 2024-12-04 Listed — MRED as Distributed by MLS Grid
• 2024-09-20 Sold (MLS) $675,000 MRED as Distributed by MLS Grid
• 2024-08-28 Contingent — MRED as Distributed by MLS Grid
• 2024-08-22 Price Changed $735,000 MRED as Distributed by MLS Grid
• 2024-08-20 Listed $675,000 MRED as Distributed by MLS Grid